REGULAR MEETING
THURSDAY, MAY 7, 2015 7:00 P.M.
New Town Hall
Conference Room
40 Main Street
North Stonington, CT 06359
DRAFT MINUTES
1. CALL MEETING TO ORDER:
Chairman Lou Steinbrecher called the Regular Meeting of the North Stonington Planning & Zoning Commission to order on Thursday, May 7, 2015 at 7:00 p.m. at the New Town Hall, Conference
Room.
COMMISSIONERS PRESENT:
Lou Steinbrecher, Chairman, Elaine Boissevain, Vice-Chair, Joseph Siner, Secretary, Ann Brown, and Wayne Wilkinson
COMMISSIONERS ABSENT:
Alternate Members Julie Lanier, Pat Lewis and Ed McGowan
STAFF PRESENT:
ZEO/Planner Tom Zanarini and Administrative Assistant Cheryl Konsavitch
2. ADDITIONS TO THE AGENDA: None
3. PUBLIC COMMENT:
None
4. WORKSHOP:
Clayton & Dianne Beal to discuss zoning regulations pertaining to Veterinary Hospital in Commercial Zone
Mr. & Mrs. Beal are interested in properties that are located in the C2 zone for a Veterinary Office but the current regulations and the new draft proposed regulations do not allow for this use in the zone.
The Commission discussed and feel this use would be appropriate in the C2 zone as a possible site plan.
5. PUBLIC HEARINGS:
SPEC #15-012 (Special Permit)
Application of the North Stonington Grange, 230 Wintechog Hill Road, North Stonington, CT 06359 to add fill and make a pulling ring longer to accommodate a longer pulling track at property located at 21 Wyassup
Road, North Stonington, CT 06359 Map #109, Parcel #1666 (PH scheduled to open on 5/07/14; received on 04/02/15 & PH must close on or by 06/10/15)
Secretary Siner read the application into the record.
Seated: L. Steinbrecher, E. Boissevain, J. Siner, W. Wilkinson, A. Brown
John Comeau, Land Surveyor was present for this application representing the applicant.
Mr. Comeau reviewed the application with the Commission. Mr. Comeau stated the average pull ring is 300 ft. long and all utilities are underground and all activity will be located more than 100 ft. away from
a regulated wetland area. Mr. Comeau stated they will need approximately 2000 yards of fill and they will stock pile and silt fence in the area of the ledge
Chairman Steinbrecher asked if there were any questions or comments from the public pertaining to this application. The following person spoke:
Charlie Smith
Chairman Steinbrecher asked if there was anyone from the public speaking in favor of this application. The following people spoke:
Charlie Smith, 441 Pendleton Hill Road
Mike Riley, 373 Providence-New London Turnpike
Nancy Weissmuller, 230 Wintechog Hill Road
Marcia Smith, 441 Pendleton Hill Road
Robert Miner, 238 Wyassup Road
Chairman Steinbrecher asked if there was anyone from the public speaking against this application. No one spoke.
MOTION by J. Siner, SECOND by A. Brown to close the Public Hearing on SPEC #15-012. MOTION CARRIED UNANIMOUSLY
6. PENDING APPLICATIONS:
SPEC #15-012 (Special Permit)
Application of the North Stonington Grange, 230 Wintechog Hill Road, North Stonington, CT 06359 to add fill and make a pulling ring longer to accommodate a longer pulling track at property located at 21 Wyassup
Road, North Stonington, CT 06359 Map #109, Parcel #1666
Seated: L. Steinbrecher, E. Boissevain, J. Siner, W. Wilkinson, A. Brown
EXHIBIT A – DECISION & FINDINGS
MOTION BY E. Boissevain, SECOND by A. Brown
to approve Special Permit #15-012 to allow the North Stonington Grange to construct a new pulling ring at 21 Wyassup Road, North Stonington, CT owned by the North Stonington Grange Trust in the location determined on the site plan of record and to allow
approximately 2,000 cubic yards of fill be imported to the site to perform said project based on the evidence submitted in the record and the following Findings for Approval:
1.
That the Grange use is adequately served by an appropriately designed and sufficient water supply, and sanitary facilities;
The relocation of the pulling ring replaces an existing pulling ring that is in substantially the same location and does not add any further impact to the site that will adversely impact the water supply and sanitary facilities.
2.
That the pulling ring be arranged, constructed, and operated in a manner that protects the health, safety, and welfare of the citizens of North Stonington;
The pulling ring is located in substantially the same location as the existing pulling ring, is enclosed by a safety gate and has concrete Jersey Barriers at the runaway end of the ring to insure that the health, safety and welfare of the people are reasonably
protected.
3.
That transportation services are adequate and no traffic congestion or undue traffic generation will result that would cause a deleterious effect on the local welfare
or the safety of the motoring public;
The proposed ramp is a like-for-like replacement that does not require additional parking or will cause additional traffic impact. It is located a substantial distance from the nearest public road (Wyassup Road).
4.
That the pulling ring is in harmony with the appropriate and orderly development of the zoning district in which it is proposed to be situated, and that it will not be
noxious, offensive, or detrimental to the area by reason of odors, fumes, dust, noise, vibrations, appearance or other similar reasons;
The pulling ring is an integral use of the Grange property and has a considerable history of use on site. The use is in conjunction with the Grange’s function and in association with the North Stonington Fair. The pull ring is located in the middle of two
lots that are a combined 36.34 acres, further showing that the use will have minimal impact in the zoning district.
5.
That no adverse effect will result to the character of the district, property values, historic features, or prosperity of the immediate neighborhood;
The pulling ring is considered an integral to the Grange with a long history of use on the property in a substantially similar location.
6.
That the pulling ring preserves the character of the immediate neighborhood in terms of scale, density, intensity of use and architectural character;
The pulling ring is an existing feature that is being relocated and will not adversely affect the immediate neighborhood.
7.
That no significant impact on environmental resources will result;
The fill proposed to complete the pull ring is greater than 100 feet from the nearest inland wetlands and will be finished in such a way that no significant impact to the environmental resources will result.
8.
That the pulling ring is consistent with future development as identified and envisioned in these regulations and the North Stonington Plan of Conservation and Development;
The Grange is a use allowed in the R80 Zoning District with a Special Permit per Section 423.12 of the Zoning Regulations as a No-firearms Membership Club and Section 423.14 of the Zoning Regulations
as a Specialized Agricultural Building.
By demonstrating compliance with the above listed Special Permit Criteria as set forth in Section 1605 of the Zoning Regulations, the Planning Commission finds that;
1.
The Special Permit in in conformance with the applicable provisions of the Town of North Stonington Zoning Regulations;
2.
The applicant has demonstrated, in the sole discretion of the Commission, that the application as proposed satisfies the applicable Special Permit criteria in Section 1602
of the Zoning Regulations;
3.
The Special Permit Application is in harmony with the purposes and intent of the Zoning Regulations.
EXIBIT B – CONDITIONS OF APPROVAL
By accepting the motion of approval by the Planning & Zoning Commission, the applicant accepts responsibility of the project and shall meet the following Conditions of
Approval:
1.
The hours of operation shall be coordinated between the applicant and the Zoning Enforcement Officer.
2.
The applicant shall obtain a building permit from the Building Department prior to the start of work.
3.
The applicant shall present a preliminary work schedule to the Zoning Official detailing the start of construction, amount of trucks delivering fill to the site and estimated
completion date of the project.
4.
The applicant shall install erosion and sedimentation controls as detailed on Sheet 2 of the site plan submitted for this application.
5.
The applicant shall under no circumstances encroach within 100 feet of the designated inland wetlands area.
6.
The applicant shall comply with the Endorsement and Filing requirements set forth in Section 1608 of the Zoning Regulations.
MOTION CARRIED UNANIMOUSLY
Zoning Regulation Update
Atty. Zizka is in the process of reviewing the new proposed draft regulations
8. SENIOR PLANNER & ZONING OFFICIAL’S REPORT/ISSUES:
ZEO Zanarini gave the Commission a brief update on zoning
11. NEW BUSINESS:
None
12. REVIEW MINUTES:
Regular Meeting of 04/09/15
The Commission accepted the minutes of 04/09/15 as submitted.
13. ADJOURNMENT:
MOTION by J. Siner, SECOND by E. Boissevain to adjourn the meeting at 8:10 p.m. MOTION CARRIED UNANIMOUSLY.
Respectfully Submitted,
Cheryl Konsavitch
Cheryl Konsavitch, Administrative Assistant
Planning & Zoning Office
